17 Cottage St · Lambertville, NJ 08530

$735,000

4 bd · 2.5 ba · 2,437 sqft · SingleFamily public records · 13 Days on market

Built 2001 0.33 ac lot Est $799k · 8% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a quiet, tucked away street in Cottage Hill, this custom built home is just a short walk into town. Thoughtfully designed for everyday living and entertaining, this property offers seasonal town views, gleaming oak floors, oversized windows, and a backyard oasis with an in-ground pool with stone waterfall. Mature landscaping, stone steps, and a deep rocking-chair front porch welcome you home. The bright main level features inviting formal living and dining spaces - the living room includes a gas fireplace for cool spring evenings, and the dining room a bay window and chair rail, ready for holiday gatherings. A spacious eat-in kitchen has stainless appliances, a center island, abundant storage, and a breakfast area overlooking the fenced-in pool and patio. An expansive family room is ready for your personal touches, and a main-floor laundry and powder room add daily convenience. Upstairs, the primary bedroom suite includes a walk-in closet and an ensuite bathroom with a soaking tub; three additional well-sized bedrooms share a full hall bathroom. The daylight basement has high ceilings, direct access to the oversized two-car attached garage, and abundant clean dry storage. It offers excellent potential to be finished for additional living space. Spend your summer relaxing poolside, exploring the historic river towns, or biking and hiking for miles along the Delaware River.

Key facts

• 0.33 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $735k.

Deal economics

• At list price, monthly cash flow is $5k ($66k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $735k).
• Cap rate 15.3% vs local median 4.7% in Lambertville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#168 in NJ, #4,460 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• South Hunterdon Regional School District (rural): math 13% / reading 43% proficiency, ranked #335 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Lambertville Public School (math 17% / reading 37%, grade F, #795 of 1,303 statewide, top 64%, 221 students, 34% FRL); South Hunterdon Regional High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 417 students, 25% FRL) — zoned schools average 29% FRL vs 14% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 389 units permitted in Hunterdon County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• Hunterdon County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $206k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $735,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.99%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $799,336
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Cottage St	0.00mi	4/2.5	2,437 (0%)	1mo	$800,000	$328	99
30 Highland Ave	0.16mi	4/2.5	2,294 (-6%)	2mo	$652,000	$284	81
85 Swan St	0.12mi	4/3.5	2,412 (-1%)	13mo	$899,000	$373	78
73 S Main St	0.19mi	3/2.5 (-1)	2,256 (-7%)	23mo	$790,000	$350	55
7 Chimney Hill Dr	0.46mi	4/2.5	2,674 (+10%)	11mo	$845,000	$316	53
55 S Union St	0.28mi	3/2.5 (-1)	2,248 (-8%)	21mo	$609,000	$271	51
10 Perry St	0.70mi	3/2.5 (-1)	2,275 (-7%)	2mo	$1,305,000	$574	49
2 Allen St	0.55mi	4/3.0	2,756 (+13%)	6mo	$664,500	$241	45
81 New St	0.70mi	4/2.0	2,106 (-14%)	22mo	$1,025,000	$487	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.12×
• Total profit: $230,631
• Equity at exit: $109,591

10-year hold

• IRR: 34.6%
• Equity multiple: 4.17×
• Total profit: $651,955
• Equity at exit: $63,549

Cash invested: $205,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08530

• Active inventory: 52
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $13,539 medium
• Mortgage (P&I): −$3,854
• Tax from tax record: −$1,049 /mo · $12,585/yr
• Insurance: −$306
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,843
• Net cashflow: $5,487

Break-even live

Break-even rent $6,594

Max offer price $735,000

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $183,750
• Closing costs: $22,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 W Bridge St New Hope, PA	3.0	2.5	2718	$6,800	$2.50	10d	1	0.82mi
9 Arnett Ave Unit 1380124P Lambertville, NJ	4.0	2.0	2497	$25,101	$10.05	43d	1	0.87mi
242 S Sugan Rd New Hope, PA	5.0	2.0	2744	$4,500	$1.64	1d	1	1.44mi

Listing history 4 events

1. 2026-04-21
   status Under Contract 1401-char remark

   Show marketing remark (1401 chars)

   Set on a quiet, tucked away street in Cottage Hill, this custom built home is just a short walk into town. Thoughtfully designed for everyday living and entertaining, this property offers seasonal town views, gleaming oak floors, oversized windows, and a backyard oasis with an in-ground pool with stone waterfall. Mature landscaping, stone steps, and a deep rocking-chair front porch welcome you home. The bright main level features inviting formal living and dining spaces - the living room includes a gas fireplace for cool spring evenings, and the dining room a bay window and chair rail, ready for holiday gatherings. A spacious eat-in kitchen has stainless appliances, a center island, abundant storage, and a breakfast area overlooking the fenced-in pool and patio. An expansive family room is ready for your personal touches, and a main-floor laundry and powder room add daily convenience. Upstairs, the primary bedroom suite includes a walk-in closet and an ensuite bathroom with a soaking tub; three additional well-sized bedrooms share a full hall bathroom. The daylight basement has high ceilings, direct access to the oversized two-car attached garage, and abundant clean dry storage. It offers excellent potential to be finished for additional living space. Spend your summer relaxing poolside, exploring the historic river towns, or biking and hiking for miles along the Delaware River.

2. 2026-04-21
   status Pending

   Show marketing remark (1401 chars)

   Set on a quiet, tucked away street in Cottage Hill, this custom built home is just a short walk into town. Thoughtfully designed for everyday living and entertaining, this property offers seasonal town views, gleaming oak floors, oversized windows, and a backyard oasis with an in-ground pool with stone waterfall. Mature landscaping, stone steps, and a deep rocking-chair front porch welcome you home. The bright main level features inviting formal living and dining spaces - the living room includes a gas fireplace for cool spring evenings, and the dining room a bay window and chair rail, ready for holiday gatherings. A spacious eat-in kitchen has stainless appliances, a center island, abundant storage, and a breakfast area overlooking the fenced-in pool and patio. An expansive family room is ready for your personal touches, and a main-floor laundry and powder room add daily convenience. Upstairs, the primary bedroom suite includes a walk-in closet and an ensuite bathroom with a soaking tub; three additional well-sized bedrooms share a full hall bathroom. The daylight basement has high ceilings, direct access to the oversized two-car attached garage, and abundant clean dry storage. It offers excellent potential to be finished for additional living space. Spend your summer relaxing poolside, exploring the historic river towns, or biking and hiking for miles along the Delaware River.

3. 2026-04-08
   listed $735,000 Active 1401-char remark

   Show marketing remark (1401 chars)

   Set on a quiet, tucked away street in Cottage Hill, this custom built home is just a short walk into town. Thoughtfully designed for everyday living and entertaining, this property offers seasonal town views, gleaming oak floors, oversized windows, and a backyard oasis with an in-ground pool with stone waterfall. Mature landscaping, stone steps, and a deep rocking-chair front porch welcome you home. The bright main level features inviting formal living and dining spaces - the living room includes a gas fireplace for cool spring evenings, and the dining room a bay window and chair rail, ready for holiday gatherings. A spacious eat-in kitchen has stainless appliances, a center island, abundant storage, and a breakfast area overlooking the fenced-in pool and patio. An expansive family room is ready for your personal touches, and a main-floor laundry and powder room add daily convenience. Upstairs, the primary bedroom suite includes a walk-in closet and an ensuite bathroom with a soaking tub; three additional well-sized bedrooms share a full hall bathroom. The daylight basement has high ceilings, direct access to the oversized two-car attached garage, and abundant clean dry storage. It offers excellent potential to be finished for additional living space. Spend your summer relaxing poolside, exploring the historic river towns, or biking and hiking for miles along the Delaware River.

4. 2026-04-08
   listed $735,000 Active

   Show marketing remark (1401 chars)

   Set on a quiet, tucked away street in Cottage Hill, this custom built home is just a short walk into town. Thoughtfully designed for everyday living and entertaining, this property offers seasonal town views, gleaming oak floors, oversized windows, and a backyard oasis with an in-ground pool with stone waterfall. Mature landscaping, stone steps, and a deep rocking-chair front porch welcome you home. The bright main level features inviting formal living and dining spaces - the living room includes a gas fireplace for cool spring evenings, and the dining room a bay window and chair rail, ready for holiday gatherings. A spacious eat-in kitchen has stainless appliances, a center island, abundant storage, and a breakfast area overlooking the fenced-in pool and patio. An expansive family room is ready for your personal touches, and a main-floor laundry and powder room add daily convenience. Upstairs, the primary bedroom suite includes a walk-in closet and an ensuite bathroom with a soaking tub; three additional well-sized bedrooms share a full hall bathroom. The daylight basement has high ceilings, direct access to the oversized two-car attached garage, and abundant clean dry storage. It offers excellent potential to be finished for additional living space. Spend your summer relaxing poolside, exploring the historic river towns, or biking and hiking for miles along the Delaware River.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $12,585 · $1,049/mo
• Projected year-2 tax: $15,443 · $1,287/mo
• Expected delta: +$2,858/yr (+$238/mo · 22.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $162,472
• − Mortgage interest: −$41,171
• − Property taxes: −$12,585
• − Insurance: −$3,675
• − Repairs & maintenance: −$12,998
• − Management: −$12,998
• − Depreciation: −$21,382
• Taxable income: $57,663
• Est. tax owed @ 24.0%: −$13,839
• After-tax cash flow: $52,001/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: South Hunterdon Regional School District
• NCES district ID: 3400769
• Math proficiency: 13% ▼ -27.00%
• Reading proficiency: 43% ▼ -17.00%
• Median HH income: $82,621
• Composite: 27.54/100
• National rank: #6948
• State rank: #335 of 472 in NJ

Livability — Lambertville

• Score: 74/100
• State rank: #168
• US rank: #4460

Category grades

Amenities C+ Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lambertville, NJ
• Population (ZIP): 8,146

Population outlook (Hunterdon County) Hauer SSP2

• Today (2025): 122,644 people
• By 2030: 121,131 · -1.2%
• By 2040: 117,753 · -4.0%
• By 2050: 112,601 · -8.2%
• By 2075: 104,371 · -14.9%
• By 2100: 93,364 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 6% Iranian 2% Serbian 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Hunterdon

• 2024 margin: Lean R (+6.7) · D 45.7% · R 52.4% · Other 1.9%
• 2008→2024 swing: +6.7pp toward D · 2008: -13.3pp · 2024: -6.7pp
• All cycles: 2024: R+6.7 2020: R+4.4 2016: R+13.8 2012: R+18.8 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.68%
• Current HPI: 226.5618
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — GSMLS
• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-08 Listed $735,000 BRIGHT MLS
• 2026-04-08 Listed $735,000 GSMLS

Property tax history

+2.5%/yr

Latest (2025): $12,585 · +0.6% YoY. Source: county tax records.